RPS · Resale Project Scorecard
Bishan 8 — Grade B
RPS score 5.61/10 · D20 · Ang Mo Kio, Bishan, Thomson · 200 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2000
Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.98% — below-median performance vs same-vintage peers (29th percentile of 2000-era cohort).
2 primary schools within 1km (nearest: CATHOLIC HIGH SCHOOL (PRIMARY) at 0.61km). Exceptional school catchment — strong appeal for families with young children.
200 units — boutique development. Lower transaction frequency and limited shared facilities.
240m from Bishan Mrt Stn (NS17) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.07% — below-average income return.
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 2.00km, far enough that the impact on this project is modest.
Primary schools within 1km: Catholic HIGH School (Primary), KUO Chuan Presbyterian Primary School.
The verdict· Scores updated September 2026
Bishan 8 scores 5.61 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1438th of 2,357 resale condos scored in Singapore and 41st of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation, future transformation.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Bishan 8
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,957 psf, median price $2.27M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,978 psf | $2.30M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,935 psf | $2.25M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,957 psf | $2.27M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bishan 8: frequently asked questions
Answers generated from the scorecard data — RPS rank 1438th of 2,357, scores updated September 2026.
- Is Bishan 8 a good buy in 2026?
- Bishan 8 scores 5.61/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1438th of 2,357 Singapore resale condos and 41st of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bishan 8?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Bishan 8, at a median of $1,957 psf and a median price of $2.27M (range $1,935 psf to $1,978 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bishan 8 from the nearest MRT station?
- Bishan 8 is about 240m from Bishan MRT (NS17), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bishan 8 compare with Thomson View Condo?
- Thomson View Condo is the project scored next to Bishan 8 on the District 20 ranking: 5.69 (Grade B) against Bishan 8's 5.61 (Grade B). Bishan 8 scores higher on Primary School Effect (9 vs 1) and Tenure (5 vs 2); Thomson View Condo scores higher on Project's Historical Performance (3 vs 9) and Project Size (5 vs 8).
- Which primary schools are within 1km of Bishan 8?
- 2 primary schools are within 1km of Bishan 8: Catholic HIGH School (Primary), KUO Chuan Presbyterian Primary School. 2 primary schools within 1km (nearest: CATHOLIC HIGH SCHOOL (PRIMARY) at 0.61km). Exceptional school catchment — strong appeal for families with young children. Bishan 8 scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bishan 8, and how big is the project?
- Bishan 8 is 99-year leasehold, completed in 2000, has 200 units, developed by City Developments Limited. 99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent. 200 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Ang Mo Kio & Bishan, Ranked by the Data
Scored either side of Bishan 8 in Ang Mo Kio, Bishan, Thomson
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